1304 Westover Dr · Anson, TX 79501

$114,900

3 bd · 1.0 ba · 1,213 sqft · SingleFamily public records · 33 Days on market

Built 1950 8,276 sqft lot Est $109k · 5% over ↓ 4% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• ARV discount +5.1/15.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated on a corner lot in Anson, Texas, this 3-bedroom, 1-bath home offers a great opportunity for buyers looking for space, potential, and value. The property features two covered garage spaces, providing ample room for parking, storage, or a workshop area. Inside, the home offers a functional layout with three bedrooms and a comfortable living space. While the home could benefit from some updates and personal touches, it is livable as it is and ready for someone to make it their own. Whether you’re an investor, or a buyer wanting an affordable home this property offers plenty of possibilities. The corner lot provides extra yard space and flexibility, with room to enjoy outdoor liv

Key facts

• Extra yard space
• Functional layout
• Corner lot

Tags

• CORNER LOT
• COVERED GARAGE SPACES
• EXTRA YARD SPACE
• OUTDOOR LIVING
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, employment D, amenities F.
• Anson ISD (rural): math 29% / reading 37% proficiency, ranked #565 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anson El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 368 students, 68% FRL).
• Market conditions: 71 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($794 loan paydown + $5k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.65% ✓
• Cap rate: 23.04%
• Cash-on-cash: 59.80%
• DSCR: 3.66
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $109,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Westover Dr	0.00mi	3/1.0	1,213 (0%)	1mo	$114,900	$95	99
407 Commercial Ave	0.17mi	2/1.0 (-1)	1,225 (+1%)	2mo	$47,500	$39	84
400 Commercial Ave	0.13mi	3/1.0	1,277 (+5%)	4mo	$157,500	$123	82
620 Avenue Ave N	0.23mi	3/2.0	1,148 (-5%)	2mo	$165,000	$144	74
223 Avenue L	0.10mi	4/1.0 (+1)	1,280 (+6%)	8mo	$98,000	$77	74
1311 Westover Dr	0.02mi	3/2.0	1,356 (+12%)	2mo	$189,000	$139	73
1302 6th St	0.13mi	3/1.0	1,122 (-8%)	10mo	$77,000	$69	73
414 Commercial Ave	0.14mi	3/2.0	1,336 (+10%)	9mo	$159,900	$120	65
532 Avenue J	0.25mi	3/2.0	1,327 (+9%)	11mo	$68,000	$51	59
801 Avenue J	0.37mi	2/1.0 (-1)	1,296 (+7%)	9mo	$69,900	$54	59
1331 Avenue N	0.69mi	2/1.0 (-1)	1,334 (+10%)	2mo	$120,000	$90	44
1301 Avenue I	0.70mi	3/1.5	1,340 (+10%)	6mo	$65,000	$49	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 4.82×
• Total profit: $123,035
• Equity at exit: $59,140

10-year hold

• IRR: 64.4%
• Equity multiple: 9.91×
• Total profit: $286,711
• Equity at exit: $97,441

Cash invested: $32,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,050 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,603

Break-even live

Break-even rent $1,021

Max offer price $114,900

Occupancy floor 42%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-03-28
   price $114,900
3. 2026-03-13
   listed $120,000 Active
4. 2018-04-30
   soldstatus
5. 1999-10-20
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,871 · $156/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$231/yr (+$19/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,602
• − Mortgage interest: −$6,436
• − Property taxes: −$1,871
• − Insurance: −$574
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − Depreciation: −$3,343
• Taxable income: $18,521
• Est. tax owed @ 24.0%: −$4,445
• After-tax cash flow: $14,794/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Anson ISD
• NCES district ID: 4808400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $45,223
• Composite: 28.21/100
• National rank: #6805
• State rank: #565 of 826 in TX

Livability — Anson

• Score: 70/100
• State rank: #377
• US rank: #7976

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anson, TX
• City population: 2,635
• Population (ZIP): 2,635

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 4% Serbian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 148.5884
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-4.2% since first listed

5 events — show timeline

• 2026-04-16 Pending — NTREIS
• 2026-03-28 Price Changed $114,900 NTREIS
• 2026-03-13 Listed $120,000 NTREIS
• 2018-04-30 Sold (Public Records) — Public Records
• 1999-10-20 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,871 · +20.7% YoY. Source: county tax records.